2461187
for amendments to previously approved planning permission No. 191296, pertaining to Block B and the site layout as a consequence to changes to Block B only : Block B - reducing its size, height and location within the site, (previously comprising of a 3 storey building with 4th floor setback accommodating 18 no. 1, 2 & 3 bed apartments. It will now comprise of the following: 12 no. 1 bed studio apartments, at first and second floor levels only with a communal social space at ground floor level, including w.c facilities and only the circulation shaft setback at 3rd floor level. This change is as a result of the change in circumstances of the adjoining site to the west, previously to be (co-joined) residential. The reduction in the scale of the proposed revised Block B and its amended location within the site results in a variation to the previously approved parking and landscape layout. The proposed development will still be accessed off Bridge Street as per the original grant of permission with no change to the previously approved new vehicular entrance. The site is occupied by The Lion House (former public house) which is a Protected Structure (RPS Ref. No. B05-20) on Church Street
Core Refusal Reason
The proposal fails to meet minimum national apartment standards (SPPRs) regarding floor areas and dual aspect, while the site layout lacks required pedestrian/cycle permeability and provides insufficient detail on the visual impact to the adjacent Protected Structure and Architectural Conservation Area.
Decision Maker's Conclusion
- The proposed studio apartments in Block B fail to comply with the minimum floor area and dual aspect requirements (SPPR 3 and SPPR 4) of the 'Sustainable Urban Housing: Design Standards for New Apartments' guidelines.
- The revised site layout is considered car-dominated and fails to provide necessary pedestrian and cycle linkages to the adjoining Aldi site and the Royal Canal, which are strategic objectives of the Kilcock Area Plan.
- The application lacks sufficient architectural detail and an updated Heritage Impact Assessment to demonstrate that the proposed siting and design would not adversely affect the character of the Architectural Conservation Area or the setting of the Protected Structure, 'The Lion House'.